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TO: Mayor Richard C. Irvin
FROM: Planning Commission
DATE: October 4, 2018
SUBJECT:
A Planning and Development Committee Resolution Approving a Final Plan for a Parking Deck on Lot 1 of Aurora University 2nd Resubdivision and Granting a height variance located north of Prairie Street, east of S. Evanslawn Avenue, and south of Southlawn Place (Aurora University - 18-0789 / AU20/4-18-125-V/Fsd/Fpn/R - TV - Ward 4)
PURPOSE:
The Petitioner Aurora University is requesting approval of a Final Plan for a Parking Deck located north of Prairie Street, east of S. Evanslawn Avenue, and south of Southlawn Place.
BACKGROUND:
The Subject Property currently includes Aurora University, a private, post-secondary institution of higher education with accredited Bachelor's, Master's, and Doctoral level programs. The Campus currently consists of approximately 40 acres and includes 18 major buildings, 7 parking lots and a football field/soccer field with bleachers. The University has acquired all but one property on the south side of Southlawn Place, which is currently a single-family dwelling with R-1 One-Family Dwelling District zoning. Some of the homes acquired have been demolished and have been devoted to open space until redevelopment occurs. The remaining acquired homes are being used for University offices, classrooms and a studio.
The Petitioner is requesting approval of a Final Plan with a variance. The details of the request include the construction of a 147,600 sq. ft. 4-story parking deck, with a total of 503 parking spaces. This will bring the total campus parking to 1560 parking spaces. Access into the parking deck is located at the northwest corner and on the east side of the building. The drive aisle along the east side of the parking deck is being widened to accommodate a left turn bay at the intersection with Prairie Street. The gate located on the vacated portion of Southlawn Place is being moved to the west between the proposed parking deck and the adjacent property to alleviate traffic on Southlawn Place. A structured detention system is being proposed under the parking deck to fulfill the stormwater requirements.
The building elevation for the parking deck is a combination of red brick, precast, and glass. The Petitioner is proposing Aurora University signage along the east elevation and the inlay of the Aurora University's logo on the north elevation. Landscaping is being implemented around the entire building. As part of the proposal, the Petitioner is requesting a variance to increase the height of the parking deck from 35' to an average of 41' 7 23/32" and a maximum of 55' 10 1/2". Per the Aurora University plan description, this variance does not require a public hearing.
Concurrently with this proposal, the Petitioner is requesting approval of a Final Plat Revision. With the approval of the 2018 Plan Description and Master Plan, it is anticipated that the University owned lots would be consolidated and Southlawn right of way would be vacated as the properties are acquired and incorporated into the University’s Master Plan. The proposal is to consolidate the property that is currently owned by the Aurora University into one lot. The property north of Marseillaise Place, which is also owned by Aurora University, is not anticipated to be consolidated, therefore, is not part of this plat.
The Petitioner is also requesting approval of a Plat of Vacation for a portion of Southlawn Place right of way. The University now owns all of the properties on Southlawn Place except for one privately owned homes. Since the University has to maintain the public right of way to this house, they are only requesting to vacate the right of way along 1424 Southlawn Place.
DISCUSSION:
Staff has reviewed the Final Plan petition and have sent comments back to the petitioner on those submittals. The petitioner has made the requested revisions to these documents and they now meet the applicable codes and ordinances, with the exceptions of the following items which are also reflected in the conditions listed in the Staff Recommendation below.
The Final Plan for the parking deck is keeping with the approved 2018 Master Plan and goals of the 2014 University Neighbors Neighborhood Plan.
In addition, the recently approved 2018 Plan Description contemplated the increase of on-campus parking to help alleviate the parking congestion on the neighborhood streets. This parking deck will bring the University into compliance with the 0.30 ratio of parking spaces as compared to the full time student population.
Staff has reviewed the request for the height variance to Southlawn Place. Staff believes that the intent of the Plan Description was that there be height regulations to the public right of way along the exterior right of way of the campus, being Marseillaise Place, S. Gladstone Avenue, Prairie Street, and S. Evanslawn Avenue. Therefore, staff feels that there is a current hardship, as Southlawn Place is anticipated to be vacated as shown on the approved Master Plan. Once Southlawn Place is vacated, this would met the height regulations to all other public right of ways.
POLICIES AND GUIDELINES:
The Staff’s Evaluation and Recommendation are based on the following Physical Development Policies:
11.1 (5) To guide and promote development to areas where public utilities, public roads and municipal services are either available or planned.
11.1(3) To encourage new development contiguous to existing development.
14.1(4) To encourage quality site design throughout the City.
14.1(5) To provide for the visual enhancement of the City through attractive landscaping, quality signage and diverse building design and arrangement.
RECOMMENDATIONS:
The Planning Commission recommended CONDITIONAL APPROVAL of the Planning and Development Committee Resolution Approving a Final Plan for a Parking Deck on Lot 1 of Aurora University 2nd Resubdivision and Granting a height variance located north of Prairie Street, east of S. Evanslawn Avenue, and south of Southlawn Place, with the following conditions:
1. That the documents be revised to incorporate the Fire Prevention Bureau Staff review comments included in the memo dated September 25, 2108 prior to building permit issuance which shall be contingent upon Fire Access Plan approval.
ATTACHMENTS:
Exhibit "A-1" Final Plan
Exhibit "A-2" Landscape Plan
Exhibit "A-3" Building and Signage Elevations
Fire Access Plan
Planning and Zoning Staff review comments
Fire Prevention Bureau Staff review comments
Land Use Petition with Supporting Documents
Property Research Sheet
Legistar History Report
Legistar Number: 18-0789
cc:
Alderman Michael B. Saville, Chairman
Alderman Sherman Jenkins, Member
Alderman Carl Franco, Member
Alderman William "Bill" Donnell, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Planning and Development Committee Resolution Approving a Final Plan for a Parking Deck on Lot 1 of Aurora University 2nd Resubdivision and Granting a height variance located north of Prairie Street, east of S. Evanslawn Avenue, and south of Southlawn Place
body
WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, by petition dated August 28, 2018, Aurora University filed with the City of Aurora a petition requesting approval of a Final Plan for a Parking Deck and Granting a height variance located north of Prairie Street, east of S. Evanslawn Avenue, and south of Southlawn Place and related required documents as attached hereto as Exhibits "A-1" through Exhibit “A-3”; and
WHEREAS, after referral of said petition from the Aurora City Council, the Aurora Planning Commission conducted a hearing on October 3, 2018, reviewed the petition and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, on October 11, 2018, the Planning and Development Committee of the Aurora City Council reviewed said Final Plan and the before mentioned recommendations and recommended CONDITIONAL APPROVAL of said petition; and
WHEREAS, the decision of the Planning and Development Committee with respect to a final plan is subject to appeal to the City Council in the manner set forth in the City of Aurora Zoning Ordinance; and
WHEREAS, no person authorized under City of Aurora Zoning Ordinance to appeal such decision having done so in the manner set forth in the Ordinance, the Decision of the Planning and Development Committee constitutes final action on the proposed final plan; and
NOW, THEREFORE, BE IT RESOLVED that the Planning and Development Committee of the City of Aurora, Illinois, finds as facts all of the preamble recitals of this Resolution and hereby grants CONDITIONAL APPROVAL of said Final Plan with the following conditions:
1. That the documents be revised to incorporate the Fire Prevention Bureau Staff comments included in the memo dated September 25, 2108 prior to building permit issuance which shall be contingent upon Fire Access Plan approval.
BE IT FURTHER RESOLVED that the Planning and Development Committee of the City of Aurora hereby adopts the Final Plan and related required documents, as attached hereto as Exhibit "A-1" Final Plan, Exhibit “A-2” Landscape Plan, and Exhibit “A-3” Building and Signage Elevations, along with any easement dedications or vacations deemed necessary by the Aurora City Engineer.